CC - Staff Report 5-4 STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 5/4/2021 Legend
DATE:
F-ojecl bmflton
TO: Mayor&City Council iff
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
SUBJECT: FP-2021-0017 _
LG�
Tetherow Crossing Final Plat
LOCATION: The site is located northeast of N. Linder
Rd and W. Ustick Rd
I. PROJECT DESCRIPTION
Final plat consisting of 46 buildable lots and 8 common lots on 7.58 acres of land in the R-8 zoning
district, developing in a single phase.
II. APPLICANT INFORMATION
A. Applicant/Representative:
Ross Erickson, Erickson Civil Inc—6213 N. Cloverdale Rd. Ste 125,Boise,ID 83713
B. Owner:
Dennis Creek—770 E. Clear Creek Dr,Meridian, ID, 83646
III. STAFF ANALYSIS
The annexation,zoning,development agreement and preliminary plat for this development were
approved by City Council on February 9,2021 (H-2020-0112,DA Instr. #2021-046529). The
preliminary plat consisted of 46 building lots and 8 common lots.All lots within the development
comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-613-3C.2. Because the final plat does not
increase the number of building lots and or decrease the amount of qualified open space as shown on
the approved preliminary plat, Staff finds the proposed final plat is in substantial compliance with the
approved preliminary plat as required.
Pagel
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of this
report.
Page 2
V. EXHIBITS
A. Preliminary Plat(date: 11/9/2021)
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Page 10
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Applicant shall meet all terms of the approved annexation(Development Agreement-Instr. #
2021-046529)and preliminary plat(H-2020-0112)applications approved for this site.
2. The applicant shall obtain the City Engineer's signature on the subject final plat by February
2,2023,within two years of the City Council's approval of the preliminary plat; or apply for
a time extension, in accord with UDC 11-613-7.
3. Prior to City Engineer signature on the final plat,the final plat prepared Land Solutions,
stamped by Clint W. Hansen, dated: 02/17/2021, included in Section V.B shall be revised as
follows:
a. Add a note that Lots 2-5,Block 2 are limited to one story.
b. Note 12, add Instrument Number.
c. Note 13, add ACHD Instrument Number.
4. The landscape plan prepared by Jensen Belts Associates on February 17, 2021 is approved as
submitted.
5. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13.
6. Developer shall comply with all ACHD conditions of approval.
7. The plat shall comply with the provisions for irrigation ditches, laterals, canals and/or
drainage courses, as set forth in UDC 11-3A-6.
8. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter
from the United States Postal Service stating that the applicant has received approval for the
location of mailboxes. Contact the Meridian Postmaster, Sue Prescott, at 887-1620 for more
information.
9. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3,including but not limited to cul-de-sacs, alleys, driveways, common
driveways, easements,blocks, street buffers, and mailbox placement
10. Staff's failure to cite specific ordinance provisions does not relieve the applicant of
responsibility for compliance.
B. PUBLIC WORKS
1. SITE SPECIFIC CONDITIONS
1.1 Provide a minimum 12-inch separation between storm drain manholes and sanitary sewer
manholes B2 and B3.
1.2 The geotechnical investigative report prepared by GeoTek,Inc. indicate some very specific
construction considerations. The applicant shall be responsible for the adherence of these
recommendations to help ensure that groundwater does not become a problem within
crawlspaces of homes. As noted in the Geotechnical Engineering Report, groundwater was
encountered in all of the excavated test pits,ranging from 4.8' to 6.9' below ground surface.
Particular attention needs to be focused on ensuring that all residences constructed with crawl
Page I I
spaces should be designed in a manner that will inhibit water in crawl spaces. This may
include the installation of foundation drains, and the installation of rain gutters and roof
drains that will carry storm water at least 10-feet away from all residences. Foundation
drains are not allowed to drain into the sanitary sewer system,nor the trench backfill for the
sewer and/or water service lines.
2. GENERAL CONDITIONS:
2.1 Sanitary sewer service to this development is available via extension of existing mains adjacent
to the development. The applicant shall install mains to and through this subdivision;applicant
shall coordinate main size and routing with the Public Works Department,and execute standard
forms of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 All improvements related to public life,safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance
surety for such improvements in order to obtain City Engineer signature on the final plat as set
forth in UDC 11-5C-3B.
2.4 Upon installation of the landscaping and prior to inspection by Planning Department staff,the
applicant shall provide a written certificate of completion as set forth in UDC 11-313-14A.
2.5 A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities,pressurized irrigation,prior to signature on the final plat.
2.6 The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided
by the owner to the City. The applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety, which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
2.7 The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
provided by the owner to the City. The surety can be posted in the form of an irrevocable letter
of credit, cash deposit or bond. Applicant must file an application for surety, which can be
found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
2.8 In the event that an applicant and/or owner cannot complete non-life,non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
2.9 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
Page 12
2.10 It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.13 All grading of the site shall be performed in conformance with MCC 11-1-4B.
2.14 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill,where footing would sit atop fill material.
2.15 The engineer shall be required to certify that the street centerline elevations are set a minimum
of 3-feet above the highest established peak groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.16 The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed
in accordance with the approved design plans. This certification will be required before a
certificate of occupancy is issued for any structures within the project.
2.17 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.18 Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
installed at developer's expense. Final design shall be submitted as part of the development
plan set for approval, which must include the location of any existing street lights. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and
Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
2.19 The applicant shall provide easement(s)for all public water/sewer mains outside of public right
of way (include all water services and hydrants). The easement widths shall be 20-feet wide
for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,
but rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement(on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted,reviewed, and approved prior to signature of the final plat by the City Engineer.
2.20 Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
2.21 Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development,and if so,how they will continue to be used, or provide
record of their abandonment.
Page 13
2.22 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
2.23 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C.1).The applicant should be required to use any existing surface
or well water for the primary source. If a surface or well source is not available,a single-point
connection to the culinary water system shall be required. If a single-point connection is
utilized,the developer will be responsible for the payment of assessments for the common areas
prior to development plan approval.
2.24 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
Page 14